Moreton Bay, QLD

Strategic suburb investing ahead of the 2032 Olympics

While investors across Australia chase value in outer-metropolitan markets, one region continues to stand out for its balance of affordability, strong yields and long-term growth potential - Moreton Bay, located just north of Brisbane.

Already a top performer in Queensland’s investment landscape, Moreton Bay’s future has been further supercharged by Brisbane’s successful bid to host the 2032 Olympic Games. This global event is set to unlock a decade-long pipeline of infrastructure upgrades, economic activity, and population growth - all of which strengthen the investment case for suburbs in this growth corridor.

Investor activity surging across Queensland
Recent market activity shows investors are increasingly targeting Brisbane, Moreton Bay, Ipswich, Townsville and Mackay. Among these, Albany Creek and Ferny Hills in Moreton Bay are attracting high levels of interest thanks to their elevated positions, family appeal and solid rental returns.

Albany Creek

• Median house price: ~$1.09 million

• Median weekly rent: $690–$700

• Gross yield: ~3.6–3.9%

Ferny Hills

• Median house price: ~$1 million

• Popular with families and professionals for its green outlook, lifestyle and access to rail

 Yields across Moreton Bay range from 3.8% to over 4.5% in select areas, with vacancy rates remaining tight and rents rising steadily, particularly in coastal and family-friendly suburbs such as Burpengary East, Rothwell, Deception Bay and Kippa-Ring.

Why Moreton Bay is well positioned for long-term growth
The Olympic games in 2032 will act as a catalyst for Brisbane and its surrounding regions. With major upgrades expected across transportation, housing and public facilities, suburbs in the northern growth belt - like those in Moreton Bay - will enjoy direct and indirect benefits over the coming decade.

Combined with its own regional infrastructure investment plans and sustained population growth, Moreton Bay is positioned to outperform many of its interstate counterparts, particularly those in regional NSW and WA, where economic momentum is more cyclical or resource-driven.

Other key advantages include:

• Strong connectivity to Brisbane CBD and Sunshine Coast via Bruce Highway and rail

• Rapid regional population growth, especially with young families priced out of inner Brisbane

• Urban renewal and coastal revitalisation, improving amenity in suburbs like Margate, Scarborough, and Redcliffe

• Solid tenant demand, with weekly rents between $600–$700 across many three and four bedroom homes

Australian Property Research insights
Key indicator                                                      Moreton Bay performance

Median house price                                        ~$830,000 region-wide

Median rent (houses)                                    ~$600 - $700/week

Gross rental yield                                             3.8% average, with pockets above 4.5%

Vacancy rate                                                      Low and stable

Capital growth (12 months)                         ~12% in select suburbs

Infrastructure drivers                                     Olympics 2032, North Harbour growth, transport expansions

The bottom line: Moreton Bay is a long game winner
From our perspective at Australian Property Research, Moreton Bay is one of the most strategic plays in the Australian residential market right now. Its combination of affordability (compared to inner Brisbane), strong rental performance and future-proofing via the Olympics and infrastructure spending gives it an edge over many regional alternatives interstate.

While investors may still find short-term value pockets in cities like Perth, Townsville or regional NSW, few markets offer the blend of yield, growth momentum and Olympic-scale tailwinds that Moreton Bay does.

Whether you're a first-time investor or expanding your portfolio, Moreton Bay deserves serious consideration as a long-term performer in the lead-up to Brisbane 2032.